HomeMy Public PortalAboutMinutes - 1989/04/11 - Regular"
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C I T Y O F T E M P L E C I T Y
P L A N N I N G C O M M I S S I O N M I N U T E S
A P R I L 1 1 , 1 9 8 9
I N I T I A T I O N :
1 . C A L L T O O R D E R :
P u r s u a n t t o A g e n d a p o s t e d A p r i l 7 , 1 9 8 9 , C h a i r m a n S e i b e r t "
c a l l e d t h e m e e t i n g t o o r d e r a t 7 : 3 0 P . M . i n t h e C o u n c i l
C h a m b e r s .
2 . P L E D G E O F A L L E G I A N C E T O T H E F L A G :
C h a i r m a n S e i b e r t l e d t h e f l a g s a l u t e .
3 . R O L L C A L L :
P r e s e n t : C o m m i s s i o n e r s B u d d s , G r i f f i t h s , M u t o a n d
C h a i r m a n S e i b e r t
A b s e n t : C o m m i s s i o n e r C o o l m a n
A l s o P r e s e n t :
C i t y A t t o r n e y M a r t i n , C i t y M a n a g e r K o s k i ,
C o m m u n i t y D e v e l o p m e n t D i r e c t o r D a w s o n a n d
A s s i s t a n t P l a n n e r K a t e s
C o m m i s s i o n e r G r i f f i t h s m o v e d t o e x c u s e C o m m i s s i o n e r C o o l m a n
f o r c a u s e . S e c o n d e d b y C o m m i s s i o n e r B u d d s a n d a p p r o v e d
u n a n i m o u s l y .
4 . C O N S E N T C A L E N D A R :
C o m m i s s i o n e r M u t o m o v e d t o a p p r o v e t h e C o n s e n t C a l e n d a r .
S e c o n d e d b y C o m m i s s i o n e r G r i f f i t h s a n d a p p r o v e d u n a n i m o u s l y .
A . A P P R O V A L O F M I N U T E S - M e e t i n g o f M a r c h 2 8 , 1 9 8 9
A p p r o v e d a s w r i t t e n
B . M O N T H L Y C O D E E N F O R C E M E N T R E P O R T - M a r c h , 1 9 8 9
R e c e i v e d a n d f i l e d
5 . U N F I N I S H E D B U S I N E S S :
A . C O N T ' D P U B L I C H E A R I N G : C O N D I T I O N A L U S E P E R M I T 8 8 - 9 5 8
S i t e : 5 9 1 9 O A K A V E N U E
O w n e r / A p p l i c a n t : M i n g N a n g C h e n
4 0 4 E a s t L a s T u n a s D r i v e # 2 0 5
S a n G a b r i e l , C A 9 1 7 7 6
"
P l a n n i n g C o m m i s s i o n M i n u t e s
A p r i l 1 1 , 1 9 8 9
P a g e 2
R e q u e s t : A C o n d i t i o n a l U s e P e r m i t t o
c o n s t r u c t a 7 u n i t , 7 , 3 5 0
s q u a r e f o o t r e t a i l - c o m m e r c i a l
s h o p p i n g c e n t e r o n a n 1 8 , 5 0 0
s q u a r e f o o t C - 2 Z o n e d p a r c e l .
D i r e c t o r D a w s o n g a v e u p d a t e d i n f o r m a t i o n . T h e r e w a s n o
v i d e o .
C o m m i s s i o n e r M u t o a s k e d a b o u t t h e l a n d s c a p i n g .
D i r e c t o r D a w s o n s t a t e d t h e Z o n i n g C o d e r e q u i r e s 2 %
l a n d s c a p i n g . A s s i s t a n t P l a n n e r K a t e s p o i n t e d o u t t h e
l a n d s c a p i n g a n d h a r d s c a p i n g o n t h e p l o t p l a n .
C o m m i s s i o n e r M u t o a l s o i n q u i r e d a b o u t t h e t r e e s .
D i r e c t o r D a w s o n s t a t e d t h a t t h e t r e e s c o u l d b e l o c a t e d
i n t h e p a r k i n g l o t a r e a . - T r e e s c a n b e p l a n t e d s o t h a t
t h e y o v e r h a n g t h e c a r s w i t h a 6 i n c h c u r b a r o u n d t h e
t r e e t o p r o t e c t i t a n d a l s o s e r v e s a s a c u r b f o r t h e
c a r s . .
C o m m i s s i o n e r B u d d s a s k e d a b o u t t h e e x i s t i n g b u i l d i n g o n
t h e l o t a n d t h e r e l a t i o n s h i p o f t h e p r o j e c t t o t h e
p l u m b i n g s h o p .
D i r e c t o r D a w s o n s t a t e d t h a t t h e e x i s t i n g b u i l d i n g w o u l d
b e r e m o v e d a n d t h a t t h e p l u m b i n g s h o p w a s j u s t t o t h e
n o r t h o f t h e p r o j e c t .
C h a i r m a n S e i b e r t r e o p e n e d t h e p u b l i c h e a r i n g .
M i n g N a n g C h e n , 4 0 4 E . L a s T u n a s D r i v e , # 2 0 5 , S a n
G a b r i e l , C A 9 1 7 7 6 , s h o w e d a r o u g h s k e t c h o f t h e s i t e
p l a n . H e s t a t e d t h a t a l t h o u g h t h e s t a f f r e p o r t h a d
i n d i c a t e d i t w a s n o t o n a m a j o r c o r r i d o r , i t i s a c r o s s
t h e s t r e e t f r o m a n o t h e r d e v e l o p m e n t a n d f r o m t h e p o s t
o f f i c e a n d j u s t a r o u n d t h e c o r n e r f r o m L a s T u n a s .
C h a i r m a n S e i b e r t a s k e d i f a n y a l t e r n a t i v e p l a n s h a d b e e n
c o n s i d e r e d s u c h a s o f f i c e u s e s .
M r . C h e n s t a t e d t h e y h a d d o n e s o m e m a r k e t i n g r e s e a r c h
a n d o f f i c e u s a g e w a s n o t t h e w a y t o g o . H e a l s o s t a t e d
t h e y h a d d o n e s o m e m a r k e t i n g t o i n t e r e s t t e n a n t s a n d
h a v e a c o m p u t e r s t o r e , t r a v e l a g e n c y a n d b l u e p r i n t s h o p
i n t e r e s t e d . T h e y a r e a l s o n e g o t i a t i n g w i t h a l e a s i n g
a g e n t t o p r e l e a s e t h e s i t e .
" C o m m i s s i o n e r G r i f f i t h s m o v e d t o c l o s e t h e p u b l i c h e a r -
i n g , s e c o n d e d b y C o m m i s s i o n e r B u d d s .
Planning Commission Minutes Page 3
April 11, 1989
Commissioner Muto stated that ideally a study for over-
all development should be considered. However, there
are some impracticalities so that it cannot be recom-
mended at this time. As far as the project itself was
concerned he stated he had no problems. The recommenda-
tions of the staff indicated that all requirements of
the City had been met.
Commissioner Budds stated that in looking over the site
the only potential of making it a larger project would
be if the plumbing business wanted to move and there
does not seem to be any indication of that. With re-
gards to staff's concern as to whether this would be a
successful shopping center, that is something the mar-
keting aspect of the owner would have to answer. Con-
sidering that Oak is a very active street and the signal
allows you to cross Las Tunas more quickly than any
other cross streets other than Golden West, he stated he
did not have a problem with the project.
Commissioner Griffiths stated he had a couple of prob-
lems with the project. Oak Avenue is heavily traveled
and he was not sure what the vehicular access impact
would be. He stated that at some place there was a
saturation point on how many small mini -malls the City
can absorb. He stated he would like to see a more
substantial use made of property like this site, perhaps
an office building would be more palatable. However, it
does meet the requirements of the Zoning Code and there
are no grounds to turn it down.
Chairman Seibert stated that he agreed with Commissioner
Griffiths about the concerns of mini - malls. However,
the applicant does meet all the requirements and there
are no reasons to deny this request.
Commissioner Muto moved to approve Conditional Use
Permit 88 -958 based on the findings and subject to the
conditions of approval. Seconded by Commissioner Budds
and approved unanimously.
Chairman Seibert informed the applicant there was a 10
day appeal period.
B. CONT'D PUBLIC HEARING: ZONE VARIANCE 89 -972
Site: 5323 -25 -27 WELLAND
Owner /Applicant: Owen Construction Co., Inc.
2035 South Myrtle Avenue
Monrovia, CA 91016
Planning Commission Minutes Page 4
April 11, 1989
Request:
A Certificate of Compliance to
legalize 3 existing "Tax
Assessor Parcels ", resulting
in 3 independent lots; a front
yard determination for each of
the 3 independent parcels and
Zone Variances to permit one
of the three proposed new
detached single family resi-
dences to be constructed with
a 5 foot first story setback
and a 10 foot second story
setback rather than the mini-
mum required setbacks of 10
feet for the first story and
15 feet for the second story
and a Variance to permit a
second dwelling unit to be
constructed with a 10 foot
rear yard rather than the
minimum required 15 foot rear
yard in the R -2 Zone.
Chairman Seibert asked Director Dawson if there was any
additional information. Director Dawson presented the
additional information.
The public hearing was reopened.
Mike Mangana, Secretary of Owen Construction, 2035 South
Myrtle Avenue, Monrovia, CA 91016, stated that the
property was subdivided prior to incorporation and prior
to the Subdivision Map Act. Before the Subdivision Map
Act was enacted, anyone could subdivide their property
without processing a tract or parcel map through the
City. You merely had an engineer describe the property
with a meets and bounds description, place said descrip-
tion on a deed and record it. .Those types of lots are
shown on the County's tax map as dotted or dashed lines.
Solid lines represent lots created by tracts or parcel
maps. This situation exists on the subject property as
does it on over 600 lots in the City; 52 lots in the
immediate area, bounded by Daines and Freer and between
Santa Anita and El Monte. This is not even addressing
lots in the City that are not flag configuration. The
problem is further compounded because the property is
zoned R -2 and because there is no ordinance regulating
setbacks for existing legal non - conforming flag lots.
Also R -2 setback requirements are typically used on
larger lots as they were created for apartment and
condos and really do not work when R -1 type uses are
utilized in the R -2 Zone.
"
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P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 5
A p r i l 1 1 , 1 9 8 9
A n o t h e r p o i n t t h a t s h o u l d b e n o t e d i s t h e f a c t t h a t
t h e s e h o m e s c o u l d h a v e b e e n s o l d t o i n d i v i d u a l o w n e r s
s e p a r a t e l y a n d t h e y w o u l d f a c e s i m i l a r p r o b l e m s i f t h e y
w a n t e d t o e x p a n d , r e p l a c e o r r e m o d e l t h e h o m e s . I f t h i s
s i t e w e r e d e v e l o p e d a s a d e t a c h e d c o n d o s i t e , i t c o u l d
c o n t a i n f o u r h o m e s l i k e t h e p r o j e c t l o c a t e d a t 5 4 0 3
W e l l a n d , P a r c e l 1 8 8 8 4 , t h a t w a s a p p r o v e d b y t h e C o m m i s -
s i o n l a s t y e a r . W e a r e o n l y a s k i n g t o r e b u i l d t h r e e
h o m e s o n t h r e e e x i s t i n g l o t s o f r e c o r d , t h e r e f o r e w e
h a v e r e d u c e d t h e o v e r a l l d e n s i t y . B e c a u s e t h e s e l o t s
w e r e c r e a t e d p r i o r t o a n y g u i d e l i n e s w i t h r e g a r d t o
m i n i m u m s q u a r e f o o t a g e a n d m i n i m u m d i m e n s i o n s b y t h e
g o v e r n m e n t a l a u t h o r i t y h a v i n g j u r i s d i c t i o n a t t h e t i m e
o f t h e c r e a t i o n o f t h e s e l o t s , t h e s e t y p e s o f l o t s e x i s t
i n t h e h u n d r e d s i n t h i s c i t y a n d i t i s o n l y g o i n g t o b e
a m a t t e r o f t i m e b e f o r e t h e r e a r e o t h e r s u c h r e q u e s t s .
A l t h o u g h t h e y m i g h t n o t i n v o l v e t h r e e l o t s i n a r o w , a s
a n u n s u s p e c t i n g h o m e b u y e r w o u l d h a v e b e e n g r a n t e d t i t l e
i n s u r a n c e a n d a l l o w e d t o p u r c h a s e j u s t o n e h o m e o n i t s
l o t , w e a r e s t u c k w i t h t h e s e l o t s i n t h e i r c u r r e n t s i z e
a n d s h a p e a n d h a v e t o d e a l w i t h t h e m .
O n L o t 2 y o u c o u l d n o t b u i l d a 2 0 b y 2 0 g a r a g e a n d m e e t
R - 2 s e t b a c k r e q u i r e m e n t s . T h e t o t a l s q u a r e f o o t a g e o f a
s t r u c t u r e t h a t m e e t s t h e s e t b a c k r e q u i r e m e n t s w o u l d b e
9 4 5 s q u a r e f e e t o n L o t 2 . M r . M a n g a n a p r e s e n t e d d r a w -
i n g s s h o w i n g t h e s e t b a c k s r e q u i r e d u n d e r t h e R - 2 Z o n e
a n d s t a t e d t h e r e w a s n o w a y t o b u i l d h o m e s w i t h o u t a
v a r i a n c e .
H e s t a t e d h e w a s n o t a d v o c a t i n g t h a t v a r i a n c e s b e
g r a n t e d o n l o t s w h e r e h o m e s c o u l d b e b u i l t w i t h o u t
v a r i a n c e s , b u t o w n e r s o f s u b s t a n d a r d , l e g a l n o n - c o n -
f o r m i n g l o t s s h o u l d n o t b e p e n a l i z e d . T h i s t y p e o f
p r o b l e m w o u l d n o t e x i s t h a d t h e l o t s b e e n c r e a t e d u n d e r
t o d a y ' s s t a n d a r d s . I t i s e a s y t o m e e t s e t b a c k r e q u i r e -
m e n t s o n s t a n d a r d l o t s .
M r . M a n g a n a s t a t e d t h e y w o u l d b e w i l l i n g t o r e c o r d a
c o v e n a n t l i m i t i n g t h e s e l o t s t o o n e s i n g l e f a m i l y h o m e
p e r l o t , s o i n e s s e n c e t h e y w o u l d b e d o w n - z o n i n g , w h e n
t h e y c o u l d b u i l d f o u r c o n d o s o r f i v e a p a r t m e n t s . T h i s
i s t h e p r i v a t e s e c t o r ' s e f f o r t s t o g o a l o n g w a y i n
e l i m i n a t i n g s l u m - l i k e c o n d i t i o n s a t t h e s i t e a n d p r o -
v i d e n e e d e d n e w h o u s i n g t h a t a p p e a l s t o t h e b u y i n g
p u b l i c . N e w h o m e b u y e r s t o d a y a r e s e e k i n g l a r g e r
h o m e s w i t h a m e n i t i e s a n d t h a t a d d s q u a l i t y t o t h e c o m m u -
n i t y .
H e s t a t e d t h a t o n t h e d r a w i n g s h o w i n g t h e a r e a s t h a t
c o u l d b e b u i l t o n u n d e r t h e R - 2 s e t b a c k r e q u i r e m e n t s ,
L o t 2 w o u l d h a v e 9 4 5 s q u a r e f o o t p a d a r e a a n d a h o u s e
t h a t l o o k e d l i k e a t r a i l e r . A l s o n o g a r a g e c o u l d b e
"
"
P l a n n i n g C o m m i s s i o n M i n u t e s
A p r i l 1 1 , 1 9 8 9
P a g e 6
c o n s t r u c t e d a s t h e p a d a r e a w o u l d b e 1 5 f e e t b y 6 2 f e e t .
H e s t a t e d a h o u s e c o u l d b e b u i l t o n L o t 1 , b u t i t w o u l d
d e s t r o y t h e r e a r y a r d a r e a a n d m a k e e x c e s s i v e l y s i d e
y a r d s . H e s t a t e d h e h a d i n d i c a t e d t h e p a d a r e a s u n d e r
R - 1 s e t b a c k s , u n d e r L o s A n g e l e s C o u n t y ' s R - 1 s e t b a c k s .
H e s t a t e d t h a t h o m e s c o u l d b e b u i l t o n L o t s 1 a n d 3
w i t h o u t a v a r i a n c e .
H e s t a t e d t h e y c o u l d s e l l t h e e x i s t i n g h o m e s " a s i s " ;
t h e y c o u l d b u i l t o n L o t s 1 a n d 3 a n d s e l l L o t 2 a s a
r e m o d e l .
M r . M a n g a n a s t a t e d t h a t t h e s t a f f r e p o r t m a d e r e f e r e n c e
t o t h e f a c t t h e l o t s a r e a l l o w n e d b y t h e s a m e c o m p a n y
a n d t h a t t h e s i t e c o u l d b e d e v e l o p e d i n t o a c o n d o o r
a p a r t m e n t c o n t a i n i n g f i v e u n i t s . I f t h e y w e r e o w n e d
s e p a r a t e l y , L o t s 1 a n d 3 c o u l d h a v e n e w h o m e s , b u t L o t 2
c o u l d n o t . H e s t a t e d h e u n d e r s t o o d t h e r e a s o n s f o r n o t
w a n t i n g t o g r a n t v a r i a n c e s , h o w e v e r , t h e r e i s n o o t h e r
a c c e p t a b l e s o l u t i o n .
T h e p r o p o s a l w o u l d r e s u l t i n a t o t a l o f 7 , 1 0 0 f e e t o f
l i v i n g a r e a . H e s t a t e d h e f e l t t h e s u r r o u n d i n g n e i g h -
b o r h o o d w o u l d b e b e t t e r w i t h t h r e e s i n g l e f a m i l y h o m e s
r a t h e r t h a n f i v e a p a r t m e n t s o r c o n d o s . S i n g l e f a m i l y
h o m e s a l l o w f o r p r i d e i n o w n e r s h i p .
M r . M a n g a n a s t a t e d t h e y h a d r e s e a r c h e d a l l t h e l o t s i n
t h e C i t y o f T e m p l e C i t y a n d h a v e n o t e d a l l t h o s e t h a t
w e r e c r e a t e d u n d e r t h e s a m e m e t h o d .
M r . M a n g a n a s t a t e d t h a t t o d a y ' s b u y e r i s m o r e i n t e r e s t e d
i n s i n g l e f a m i l y h o m e s t h a n i n c o n d o s .
C o m m i s s i o n e r M u t o a s k e d i f t h e p r o p e r t y w a s u n d e r o n e
o w n e r s h i p .
M r . M a n g a n a s t a t e d i t w a s n o w u n d e r o n e o w n e r s h i p ,
h o w e v e r t h e y w e r e l i s t e d a s s e p a r a t e l o t s w h e n t h e
c u r r e n t o w n e r p u r c h a s e d t h e m .
C o m m i s s i o n e r M u t o a s k e d M r . M a n g a n a a b o u t a c c e s s t o t h e
t w o r e a r p a r c e l s .
M r . M a n g a n a s t a t e d t h e y w o u l d u t i l i z e t h e e x i s t i n g
e a s e m e n t f o r l o t s 2 a n d 3 .
C o m m i s s i o n e r B u d d s a s k e d i f t h e y w e r e p l a n n i n g t o c o n -
s t r u c t s i n g l e s t o r y h o m e s o n t h e s e l o t s .
Planning Commission Minutes Page 7
April 11, 1989
Mr. Mangana stated they would be two -story homes on R -2
lots and he did not want someone coming into the City at
a later date and ask to build another unit. He stated
he wanted to record a deed restriction that only one
single - family house could be constructed on each lot.
However, it is difficult to meet the R -2 setbacks with
R -1 type design.
Rick Shroads, CivilTec Engineering, 135 East La Porte,
Arcadia, CA 91006, thanked the City Attorney and the
Director for their assistance in trying to figure out
the complex division of this property and the fact that
it could be a Certificate of Compliance.
Cindy Sternquist, 6137 North Camellia, stated that on
February 28, Director Dawson spoke to the Commission to
possibly initiate a Code Amendment for utilization of
R -1 Standards on the smaller sized R -2 and R -3 lots.
Mrs. Sternquist reiterated the memo Director Dawson had
sent to the Commission. With regards to the proposed
development and with respect to trying to develop a
single family residence on an R -2 Zone, it is more
stringent and she agreed with Mike Mangana that it is
almost impossible to do so and you are almost penalized
by being zoned R -2, but only trying to build with R -1.
She stated she was in a similar position and would be
having a public hearing soon. She stated she had walked
some of the streets in the R -2 and R -3 zones and talked
to numerous people who were unaware of the current zone
change that took place five months. She presented the
Commission with a petition.
Chairman Seibert informed Mrs. Sternquist that a study
session would be held on April 17 in the Community Room
to discuss the possible utilization of R -1 standards in
the R -2 and R -3 Zones.
Commissioner Griffiths moved to close the public hear-
ing. Seconded by Commissioner Budds.
Commissioner Griffiths asked City Attorney Martin if the
Commission was bound by the discovery of the 1958 ac-
tions. He stated it looked it was never really subdi-
vided. It was set up so that it might be, but the owner
apparently never did.
City Attorney Martin stated it was a difficult one. A
great deal of time was spent in going over the transac-
tions from 1958 on. It does appear that the property
was deeded out in three parcels at that time, but to a
member of the family. It also appears that three dif-
ferent building permits were applied for on the property
and the plot plan has various endorsements by the
"
"
"
P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 8
A p r i l 1 1 , 1 9 8 9
C o u n t y ; a p p r o v e d b y R e g i o n a l P l a n n i n g C o m m i s s i o n , b e l o w
t h a t t h e p r o p o s e d d e v e l o p m e n t w a s a p p r o v e d a c c o r d i n g t o
C o u n t y O r d i n a n c e s . I t w o u l d a p p e a r t h a t t h e C o u n t y
a l m o s t w e n t o u t o f i t s w a y t o r e c o g n i z e t h e t h r e e l o t s .
T h e l o t s a r e a l l g r e a t e r t h a n 5 , 0 0 0 s q u a r e f e e t , w h i c h
w a s t h e C o u n t y r e q u i r e m e n t a t t h a t t i m e . I t a p p e a r s
t h a t i t m e t a l l C o u n t y r e q u i r e m e n t s . T h e b i g g e s t p r o b -
l e m i s w h e t h e r i t w a s p u t i n t o t h r e e d i f f e r e n t o w n e r -
s h i p s a t o n e t i m e f o r c o n v e n i e n c e o r i n f a c t i t h a s n o w
b e e n b r o u g h t b a c k t o o n e o w n e r a n d m a n y C i t i e s d o h a v e
o r d i n a n c e s t h a t i f t h i s d o e s o c c u r a n d o n e o w n e r e v e n t u -
a l l y s u c c e e d s t o o w n e r s h i p o f t h e v a r i o u s p a r c e l s a g a i n ,
t h e C i t y h a s t h e o p t i o n o f c r e a t i n g o n e p a r c e l . T h e
C i t y o f T e m p l e C i t y d o e s n o t h a v e t h a t o r d i n a n c e . H e
s t a t e d h e d i d n o t k n o w i f t h e P l a n n i n g S t a f f , i n l i g h t
o f t h e d i s c l o s u r e t h a t t h e r e a r e 6 0 o r 7 0 o t h e r s l i k e
t h i s i n t h e C i t y , m i g h t w a n t t o c o n s i d e r s u c h a n o r d i -
n a n c e a t a f u t u r e t i m e . H e s t a t e d t h a t u n d e r t h e c i r -
c u m s t a n c e s , u n l e s s t h e C o m m i s s i o n i s r e a l l y w i l l i n g t o
f i g h t , t h e a p p l i c a n t h a s s h o w n a p r i m a f a c i e c a s e o f t h e
d i v i s i o n o f t h e l o t . I t h a s b e e n b r o u g h t b a c k i n t o o n e
o w n e r s h i p , b u t t h a t i s n o t g e r m a n e o r r e l e v a n t u n d e r
p r e s e n t o r d i n a n c e s .
C o m m i s s i o n e r G r i f f i t h s s t a t e d w e w o u l d b e p e r p e t u a t i n g
s o m e n o n - c o n f o r m i n g l o t s b y t o d a y ' s s t a n d a r d s . R e z o n i n g
t o R - 1 m i g h t b e a d i f f i c u l t p r o c e s s a s t h e r e i s n o t m u c h
a r o u n d t h e a r e a a s R - 1 . H e s t a t e d h e h a d r e s e r v a t i o n s
a b o u t p u t t i n g i n s o m e t h i n g b y t h i s m a n n e r . T h e s u b -
s t a n d a r d , n o n - c o n f o r m i n g l o t s w o u l d c e r t a i n l y b e p e r -
p e t u a t e d b y d o i n g t h i s . H e a s k e d i f t h e r e w a s a n o t h e r
r o u t e . A r e t h e r e a n y o t h e r m e c h a n i c s t o a c c o m p l i s h s o m e
s o l u t i o n w i t h o u t t h e C e r t i f i c a t e o f C o m p l i a n c e .
C i t y A t t o r n e y M a r t i n s t a t e d t h e C e r t i f i c a t e o f C o m p l i -
a n c e w a s w r i t t e n i n t o t h e l a w t o p r o v i d e t h a t w h e n i n
f a c t i n y e a r s p a s t , s o m e g o v e r n m e n t a l a u t h o r i t y t h e n
c o n t r o l r e c o g n i z e d a l o t s p l i t a s t h e y w e r e t h e n c a l l e d
a n d p e o p l e u s e d t h a t r e c o g n i t i o n a n d e x p e n d e d f u n d s ,
e t c . , t h a t a t a l a t e r d a t e w h e n t h e C i t y d e v e l o p e d a l o t
s p l i t o r d i n a n c e o r p a r c e l m a p o r d i n a n c e , t h e y w o u l d h a v e
t o r e c o g n i z e w h a t h a d g o n e o n i n t h e p a s t . T h e C o u n t y
d i d r e c o g n i z e t h i s p a r t i c u l a r c a s e . t h e p l o t p l a n i s
s t a m p e d a l l o v e r w i t h C o u n t y a p p r o v a l s . A l s o t h e C o u n t y
A s s e s s o r h a s r e c o g n i z e d i t , a l t h o u g h t h a t i s n o t d e t e r -
m i n a t i v e . T h e a p p l i c a n t d o e s p r e s e n t a p r i m a f a c i e
c a s e . T h e r e a r e d e f e c t s , b u t t h e y a r e n o t v e r y g o o d .
O n e , t h e t r a n s f e r f r o m o n e l o t i n t o t h r e e l o t s , w a s a
f a m i l y t r a n s a c t i o n a n d t w o , w h a t e v e r h a s h a p p e n e d i n t h e
i n t e r i m p e r i o d f r o m 1 9 5 8 , i t h a s n o w c o m e b a c k i n t o o n e
o w n e r s h i p , h o w e v e r t h e C i t y d o e s n o t h a v e a n o r d i n a n c e
t o r e c o g n i z e t h a t .
Planning Commission Minutes Page 9
April 11, 1989
Commissioner Griffiths passed in order to hear further
discussion.
Commissioner Budds stated that the people who spoke in
favor of the project made a very good case and they
touched on all the issues. The difficult part of this
situation is the R -2. He stated he would not be in
favor of anything denser than that proposed, however,
the property is R -2. If the applicant decided he wanted
to refurbish the homes and sell them, the Certificate of
Compliance aside, if the burden of proof is preponder-
ance rather than beyond a reasonable doubt, then there
is a preponderance that three lots exist. If the owner
were just to refurbish the existing dwellings, the
variances would be worse than what the owner is propos-
ing to do with the new structures. Setbacks are better
with the new structures. The big concern, however, is
setting precedent. We are going to have some "me too"
applications. He stated that when you go to the City
Code it talks about the burden of proof about excep-
tional and ordinary circumstances, the preservation and
enjoyment of substantial property right and those bur-
dens of proof, the burdens of proof are there to grant
the Certificate of Compliance.
Commissioner Muto stated there was still a cloud over
the property. It is not clear cut. If the Certificate
of Compliance were issued, there is still a cloud. It
does go back many years and admittedly the County recog-
nized the lots, but the City Attorney has stated there
are many cities, that once the property reverts back to
original form or one ownership, the municipality takes
advantage of that and requires the normal procedure. He
stated he would like a better procedure available rather
than the compliance.
City Attorney Martin stated he was not sure the City
would be happy with one R -2 lot.
Commissioner Muto stated he would be for the project if
the matter could be completely cleared up.
Chairman Seibert stated that fortunately or unfortunate-
ly the City was developed prior to the City formation
and we have to live with what is existing. It has
presented problems and will continue to do so. He
stated he personally had no problem with the Certificate
of Compliance if that is the apparent solution to the
three lots being there, as the County and the Tax Asses-
sor has recognized them. However, he stated he had a
problem with the variances. He stated if there was new
construction being done, then the builder has the option
to design the structure to fit the property rather than
Planning Commission Minutes Page 10
April 11, 1989
design the Codes to fit the structure. There are some
unique instances with regard to R -2 and R -3 single
family residences are concerned. The applicant has the
property under one ownership and has the option of
developing the property as a whole. He stated that with
the applicants technology and ability to come up with
an innovative design, it would not be placing a hardship
to deny the variance. He stated he would be in favor of
granting the Certificate of Compliance and to deny the
variance.
Commissioner Griffiths stated he was not in favor of the
variances. New construction is proposed and should
comply with the ordinances.
Commissioner Budds asked about the argument that if the
Certificate of Compliance is granted, and the variances
are denied, the only option to the owner is to refurbish
the existing houses, the owner would not have to come
before the Commission for any variances. However, the
houses as they now exist have worse setbacks than those
the applicant is requesting variances for. When the
area was zoned R -2, the information about the three lots
was probably unknown. The question is, are we really
looking at an R -1 in an R -2 Zone.
Commissioner Griffiths stated the proposal submitted was
let's look at the project as if it were an R -1, and we
will be considering some sort of mechanics where this
can be done with a restriction that it be maintained as
an R -1.
Commissioner Budds stated the mechanics were not in
place and that is not an option.
Chairman Seibert stated the situation on the proposed
R -1 use in the R -2 and R -3 Zones is that you would be
looking at existing structures to be modified. However,
this project is total new construction and that must be
kept in mind. Land values and economics are going to
prohibit anyone from maintaining those properties as
they are in their present state and rent them out. It
is going to have to be developed in some manner.
Commissioner Budds agreed with Chairman Seibert and
stated if you look at the Certificate of Compliance
stating there is three lots in an R -2 Zone, what would
be developed. He further stated it might be more advan-
tageous to deny everything than to grant a Certificate
of Compliance and then denying the variances.
"
"
P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 1 1
A p r i l 1 1 , 1 9 8 9
C o m m i s s i o n e r G r i f f i t h s s t a t e d t h a t e v e n w i t h t h e C e r -
t i f i c a t e o f C o m p l i a n c e , s i n c e t h e a p p l i c a n t o w n s a l l
t h r e e l o t s , h e c o u l d s t i l l d e v e l o p i t a s o n e p a r c e l .
C h a i r m a n S e i b e r t a s k e d C i t y A t t o r n e y M a r t i n i f t h e
a p p l i c a n t c o u l d d e v e l o p w i t h o u t h a v i n g t h e l o t s r e -
j o i n e d .
C i t y A t t o r n e y M a r t i n s t a t e d t h a t e a c h l o t w o u l d b e R - 2 .
C o m m i s s i o n e r B u d d s s t a t e d t h e r e w e r e s o m e s t r o n g f e e l -
i n g s w i t h r e g a r d s t o n e w s t r u c t u r e s a n d t h e s e t b a c k s a n d
h e a g r e e d . H e s t a t e d h e w o u l d a l s o v o t e a g a i n s t t h e
C e r t i f i c a t e o f C o m p l i a n c e .
C o m m i s s i o n e r B u d d s m o v e d t o d e n y t h e C e r t i f i c a t e o f
C o m p l i a n c e a n d t h e V a r i a n c e s a s t h e c a s e h a s n o t b e e n
m a d e t h a t t h r e e s e p a r a t e l o t s e x i s t a n d a n y n e w s t r u c -
t u r e s s h o u l d m e e t t h e c u r r e n t c o d e r e q u i r e m e n t s , a n d i t
d o e s a p p e a r t h a t t h e t h r e e l o t s a r e u n d e r o n e o w n e r s h i p
a n d c o u l d b e d e v e l o p e d w i t h o u t g r e a t h a r d s h i p . S e c o n d e d
b y C o m m i s s i o n e r M u t o .
R o l l C a l l :
A y e s :
N o e s :
A b s e n t :
C o m m i s s i o n e r s B u d d s , M u t o , S e i b e r t
C o m m i s s i o n e r G r i f f i t h s
C o m m i s s i o n e r C o o l m a n
C h a i r m a n S e i b e r t i n f o r m e d t h e a p p l i c a n t s t h a t t h e r e -
q u e s t f o r t h e C e r t i f i c a t e o f C o m p l i a n c e a n d t h e Z o n e
V a r i a n c e s h a v e b e e n d e n i e d , b u t t h a t t h e r e w a s a r i g h t
o f a p p e a l t o t h e C i t y C o u n c i l w i t h i n 1 0 d a y s .
6 . N E W B U S I N E S S :
A . P U B L I C H E A R I N G : C O N D I T I O N A L U S E P E R M I T 8 8 - 9 6 0
Z O N E V A R I A N C E 8 9 - 9 8 2
S i t e : 5 8 1 8 N O R T H M U S C A T E L
O w n e r / A p p l i c a n t :
M r s . Y i i - T a i C h e n g
3 2 5 W e s t M a i n S t r e e t
A l h a m b r a , C A 9 1 8 0 1
"
"
P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 1 2
A p r i l 1 1 , 1 9 8 9
R e q u e s t :
A C o n d i t i o n a l U s e P e r m i t t o
c o n s t r u c t a 2 - U n i t D u p l e x
b e h i n d a n e x i s t i n g d w e l l i n g
a n d a Z o n e V a r i a n c e t o p e r m i t
a 1 4 f o o t d r i v e w a y i n s t e a d o f
t h e m i n i m u m r e q u i r e d 1 6 f o o t
w i d e d r i v e w a y i n t h e R - 3 Z o n e .
C h a i r m a n S e i b e r t a s k e d i f t h e n o t i c e s h a d b e e n s e n t .
D i r e c t o r D a w s o n r e p l i e d t h e y h a d a n d p r e s e n t e d t h e
r e p o r t .
C h a i r m a n S e i b e r t a s k e d t h e m e m b e r s o f t h e C o m m i s s i o n i f
t h e y h a d i n s p e c t e d t h e s i t e .
C o m m i s s i o n e r s M u t o a n d B u d d s s t a t e d t h e y h a d .
A v i d e o w a s s h o w n a n d n a r r a t e d b y A s s i s t a n t P l a n n e r
K a t e s .
C h a i r m a n S e i b e r t a s k e d t h a t t h e v i d e o b e s t o p p e d o n a
c l o s e u p o f t h e p o r c h a r e a .
D i r e c t o r D a w s o n s t a t e d t h a t t h e a p p l i c a n t r e q u e s t e d t o
m o v e t h e s t e p s t o w a r d t h e d r i v e w a y t o a c c e s s t h e p o r c h .
H o w e v e r , t h e d r i v e w a y w i d t h w o u l d b e a p p r o x i m a t e l y 1 4
f e e t p l u s a f e w i n c h e s , b u t s t i l l l e s s t h a n t h e 1 6 f o o t
m i n i m u m r e q u i r e d f o r a d r i v e w a y s e r v i n g f i v e o r m o r e
p a r k i n g a r e a .
C h a i r m a n S e i b e r t s t a t e d i t w a s 1 5 f e e t t o t h e i n s i d e
e d g e o f t h e p o s t , w h i c h i s a f o o t s h o r t o f t h e r e q u i r e -
m e n t , b u t a l s o n o t i c e t h a t i f t h e s t e p s a r e m o v e d t o t h e
f r o n t a s p r o p o s e d , t h a t w i l l o b s t r u c t a c c e s s t o t h e
g a r a g e a l s o .
T h e p u b l i c h e a r i n g w a s o p e n e d .
F r e e m a n H a n , 9 9 2 3 N a d i n e S t r e e t , T e m p l e C i t y , d e s i g n e r
f o r t h e p r o j e c t , s t a t e d t h a t t h e o w n e r h a s a g r e e d t o a l l
t h e c o n d i t i o n s i m p o s e d b y t h e P l a n n i n g D e p a r t m e n t a n d h e
w o u l d b e h a p p y t o a n s w e r a n y q u e s t i o n s .
T h e r e w a s n o o p p o s i t i o n t o t h e p r o j e c t .
C o m m i s s i o n e r G r i f f i t h s m o v e d t o c l o s e t h e p u b l i c h e a r -
i n g . S e c o n d e d b y C o m m i s s i o n e r B u d d s .
C o m m i s s i o n e r B u d d s s t a t e d h i s c o n c e r n w i t h t h i s c a s e w a s
t h e s t a i r s t h a t l e a d t o t h e m a i n e n t r a n c e o f t h e h o u s e .
E v e n i f t h e p r o p o s a l w a s 1 5 f e e t r a t h e r t h a n 1 4 f e e t ,
t h a t w o u l d l e a v e a v e r y s m a l l s t a i r w a y a n d w i t h t r a f f i c
"
"
P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 1 3
A p r i l 1 1 , 1 9 8 9
c o m i n g u p a n d d o w n t h e d r i v e w a y t h i s w o u l d c r e a t e a
s a f e t y h a z a r d f o r t h e u s e o f t h a t p a r t i c u l a r f r o n t d o o r .
H e s t a t e d h e w a s n o t i n f a v o r o f t h e r e q u e s t .
C o m m i s s i o n e r M u t o s t a t e d t h e n e w s t a i r s t h a t a r e c o n t e m -
p l a t e d w o u l d d e f i n i t e l y b e o b s t r u c t i n g c a r s c o m i n g o u t
o f t h e e x i s t i n g g a r a g e a n d c o u l d c r e a t e a p r o b l e m .
C o m m i s s i o n e r G r i f f i t h s s t a t e d h e h a d m u c h t h e s a m e
c o n c e r n s . H e a s k e d i f t h e r e w a s a w a y a r c h i t e c t u r a l l y
t o a c c o m m o d a t e s t e p s i n s i d e t h e b u i l d i n g o r t o e x p l o r e
o t h e r w a y s t o a c c o m m o d a t e t h e s t e p s . T h e s t e p s w o u l d
c o n f l i c t o u t s i d e t h e b u i l d i n g o n t h a t p a r t i c u l a r c o r n e r .
C h a i r m a n S e i b e r t s t a t e d h e a n d D i r e c t o r D a w s o n h a d s p e n t
s o m e t i m e a t t h e s i t e l o o k i n g o v e r t h e p l a n s . I t a p -
p e a r s t h a t w i t h s o m e m o d i f i c a t i o n t o t h e s t r u c t u r e , t h e
1 6 f o o t w i d t h o n t h e d r i v e w a y c o u l d b e a c c o m m o d a t e d . N o
m a t t e r w h e r e t h e s t e p s a r e l o c a t e d , i t w o u l d o b s t r u c t
t h e e n t r a n c e a n d e x i t f r o m t h e g a r a g e . T h e r e d e s i g n o f
t h e f r o n t h o u s e i s n o t t h e j o b o f t h e C o m m i s s i o n . H e
s t a t e d h e w o u l d r e c o m m e n d g r a n t i n g o f t h e C o n d i t i o n a l
U s e P e r m i t a n d d e n i a l o f t h e v a r i a n c e , w h i c h w o u l d a l l o w
t h e a p p l i c a n t t o b u i l d t h e d u p l e x e s a n d t h e d e s i g n
m o d i f i c a t i o n t o a c c o m m o d a t e t h e 1 6 f o o t d r i v e w a y i s u p
t o t h e a p p l i c a n t .
C o m m i s s i o n e r G r i f f i t h s s t a t e d h e w a s i n f a v o r o f t h e n e w
c o n s t r u c t i o n .
C o m m i s s i o n e r M u t o m o v e d t o a p p r o v e C o n d i t i o n a l u s e
P e r m i t 8 8 - 9 6 0 b a s e d o n t h e f i n d i n g s a n d s u b j e c t t o t h e
c o n d i t i o n s o f a p p r o v a l , a n d t o d e n y t h e Z o n e V a r i a n c e
8 9 - 9 8 2 a s t h e r e i s n o h a r d s h i p i n v o l v e d . S e c o n d e d b y
C o m m i s s i o n e r G r i f f i t h s a n d a p p r o v e d u n a n i m o u s l y .
C h a i r m a n S e i b e r t i n f o r m e d t h e a p p l i c a n t t h a t t h e u n i t s
c o u l d b e c o n s t r u c t e d b u t t h a t t h e y m u s t p r o v i d e t h e 1 6
f o o t w i d e d r i v e w a y a n d m o d i f y t h e f r o n t s t r u c t u r e t o
a c c o m m o d a t e t h a t . H e a l s o i n f o r m e d t h e a p p l i c a n t o f t h e
r i g h t o f a p p e a l .
B . P U B L I C H E A R I N G : C O N D I T I O N A L U S E P E R M I T 8 9 - 9 8 3
S i t e : 6 0 2 2 - 6 0 3 0 R O S E M E A D B O U L E V A R D
O w n e r : M r . & M r s . A l S t a n t o n
2 4 0 W h i s p e r i n g P i n e s
A r c a d i a , C A 9 1 0 0 6
A p p l i c a n t :
S t e w a r t C h u n g , A I A
1 1 5 1 E l C e n t r o S t r e e t
S o u t h P a s a d e n a , C A 9 1 0 3 0
"
"
"
P l a n n i n g C o m m i s s i o n M i n u t e s
A p r i l 1 1 , 1 9 8 9
R e q u e s t :
P a g e 1 4
A C o n d i t i o n a l U s e P e r m i t t o
a l l o w t h e c o n s t r u c t i o n o f a
1 0 - U n i t A p a r t m e n t B u i l d i n g i n
t h e R - 3 Z o n e .
C h a i r m a n S e i b e r t a s k e d i f t h e n o t i c e s h a d b e e n s e n t .
D i r e c t o r D a w s o n r e p l i e d t h e y h a d b e e n s e n t a n d h e p r e -
s e n t e d t h e s t a f f r e p o r t .
T h e r e w e r e n o q u e s t i o n s o f s t a f f a n d t h e p u b l i c h e a r i n g
w a s o p e n e d .
S t e w a r d C h u n g , S C A A r c h i t e c t s , 2 0 0 0 H a n s c o m D r i v e ,
S o u t h P a s a d e n a , C A 9 1 0 3 0 , s t a t e d t h a t t h e p r o j e c t e x -
p l a i n s i t s e l f a n d h e w o u l d b e h a p p y t o a n s w e r a n y q u e s -
t i o n s t h e C o m m i s s i o n m i g h t h a v e . H e s t a t e d t h a t m o s t
d e v e l o p e r s w a n t t o p u t t h e m a x i m u m a m o u n t o f u n i t s o n a
p r o p e r t y a n d t h a t m a y n o t b e t h e m o s t d e s i r a b l e , h o w -
e v e r , t h e o w n e r o f t h i s p r o j e c t t o o k p r i d e i n t h e p r o -
j e c t a n d d i d n o t u t i l i z e t h e m a x i m u m n u m b e r t h a t c o u l d
b e b u i l t . T h e p r o j e c t i n c o r p o r a t e s a l o t o f s i n g l e
f a m i l y f e a t u r e s , s u c h a s p r i v a t e p a t i o s .
C h a i r m a n S e i b e r t a s k e d M r . C h u n g i f h e h a d r e a d a l l t h e
c o n d i t i o n s .
M r . C h u n g s t a t e d h e h a d a n d w a s i n a g r e e m e n t .
L u l u C h o i , 6 0 2 7 N o r t h S u l t a n a A v e n u e , s t a t e d s h e w o u l d
b e d i r e c t l y a f f e c t e d b y t h i s p r o j e c t a s s h e l i v e s d i -
r e c t l y b e h i n d t h e t w o e x i s t i n g u n i t s t h a t w o u l d b e t o r n
d o w n . S h e s t a t e d t h e y h a d u p g r a d e d t h e i r p r o p e r t y t o
i n c r e a s e t h e v a l u e o f t h e n e i g h b o r h o o d . T h e a r e a h a s
b e e n k e p t u p . I t i s a s a f e a r e a a n d h a s a l o w c r i m e
r a t e . S h e a s k e d i f t h e p r o j e c t c o u l d b e p r o p o s e d f o r a
c o n d o m i n i u m r a t h e r t h a n a n a p a r t m e n t . S h e f e l t t h a t
a p a r t m e n t s w i t h t r a n s i e n t o c c u p a n t s m i g h t i n c r e a s e t h e
c r i m e r a t e . S h e s t a t e d a n e a r b y c o n d o p r o j e c t h a d n o t
i n c r e a s e d t h e c r i m e r a t e , b u t r a t h e r h a d i n c r e a s e d t h e
p r o p e r t y v a l u e s i n t h e a r e a . S h e w a s a l s o c o n c e r n e d
a b o u t t h e t r a f f i c i n t h e a r e a . S h e s t a t e d t h a t a p a r t -
m e n t d w e l l e r s d o n o t s e e m t o c a r e a s m u c h a b o u t p r o p e r t y
a s d o o w n e r s .
C h a i r m a n S e i b e r t s t a t e d t h a t t r a f f i c h a d b e e n t a k e n i n t o
c o n s i d e r a t i o n . H e a l s o s t a t e d a s a p e r s o n a l o p i n i o n
t h a t t h e t r a n s i e n t c o n c e r n w o u l d n o t b e s i g n i f i c a n t a s
t h e p o s s i b l e r e n t s t h a t w o u l d b e c h a r g e d w o u l d n o t
a t t r a c t t h a t t y p e o f p e o p l e . E c o n o m i c i n t e r e s t s c a n n o t
b e t a k e n i n t o c o n s i d e r a t i o n b y t h e C o m m i s s i o n . T h e
C o m m i s s i o n h a s t o c o n c e r n i t s e l f w i t h t h e l a w a n d h o w
t h e p r o j e c t a p p l i e s t o t h e l a w a n d t o t h e C o d e .
Planning Commission Minutes Page 15
April 11, 1989
Ms. Choi stated that the property next to the proposed
project has a 20 foot wall around the condominium which
divides up the area and does give some privacy to the
property behind it. She stated she would like to see a
similar division for the proposed project.
Chairman Seibert informed Ms. Choi that a 20 foot high
wall was not acceptable as the City Zoning Code limits
the height to 6 feet and that a 6 foot high wall around
the project was a condition of approval.
Commissioner Budds moved to close the public hearing.
Seconded by Commissioner Griffiths.
Director Dawson made a correction to the staff report on
page 2 where the characteristics were summarized. Under
density, it was incorrectly indicated that there were 10
dwelling, units per acre and it should be 10 units and
the actual density is 17.76 du /ac. The maximum per acre
permitted in the R -3 zone is 24. Essentially the pro-
ject has 18 units per acre.
Commissioner Griffiths thanked Director Dawson for the
correction.
Commissioner Muto stated this was a very good project.
He was happy that the applicant had not tried to develop
to the maximum and had not used a subterranean garage
for the project. He further stated it would be easily
compatible with the units to the south and to proposed
units on the north.
Commissioners Griffiths, Budds, and Seibert concurred
with Commissioner Muto.
Commissioner Griffiths moved to approve Conditional Use
Permit 89 -983 based on the findings and subject to the
conditions of approval. Seconded by Commissioner Budds
and approved unanimously.
7. COMMUNICATIONS:
None
8. TIME FOR THOSE IN THE AUDIENCE WHO WISH TO SPEAK:
None
9. MATTERS FROM CITY OFFICIALS:
None
Planning Commission Minutes
April 11, 1989
10. ADJOURNMENT:
Page 16
As there was no further business, Chairman Seibert adjourned
the meeting at 8:50 p.m. to a Study Session on April 17 at
7:30 p.m. to discuss subterranean parking and driveway
slopes, flag lots and utilization of R -1 standards on small
sized R -2 and R -3 lots. The next regular meeting of the
Planning Commission will be held on Tuesday, April 25, 1989
at 7:30 P.M. in the Council Chamber, 5938 North Kauffman
Avenue, Temple City.
ATTEST:
dicLCF- _
Secretary
C i man
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